HomeMy WebLinkAboutMN-PDB-2021-09-28Approved by the Planning and Development Board December 21, 2021
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Planning and Development Board Minutes
September 28, 2021
Board Members
Attending:
McKenzie Lauren Jones, Vice Chair; Garrick Blalock, BPW Liaison;
Elisabete Godden; Mitch Glass; Emily Petrina; C.J. Randall
Board Members Absent:
Robert Aaron Lewis, Chair
Board Vacancies: None
Staff Attending: Lisa Nicholas, Deputy Director of Planning, Division of Planning and
Economic Development
Nikki Cerra, Landscape and Environmental Planner, Division of
Planning and Economic Development
Anya Harris, Administrative Assistant, Division of Planning and
Economic Development
Applicants Attending: End of Campbell Ave, Parcel ID: 38.-1-1, Minor Subdivision
Brent E Katzmann, agent for owner
Cayuga Park (formerly Carpenter Circle), Project Changes
Scott Whitham, Whitham Planning and Design
Jacob Von Mechow, Whitham Planning and Design
Andrew Bodewes, Park Grove Realty
Matt Newcomb, Passero Associates
Bob Bloczynski, Barton Partners
Bill Warwick, Barton Partners
Cliff Street Retreat, 407 Cliff Street
Craig Modisher, Stream Collaborative
Noah Demarest, Stream Collaborative
Linc Morse, developer
(4) Two Family Dwellings, 615-617 Cascadilla Street
Dan Hirtler, architect
Stavros Stavropoulos, developer
Approved by the Planning and Development Board December 21, 2021
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Apartments (13 Units), 325 Dryden Road & 320 Elmwood Avenue
Jason Demarest, architect
Greg Mezey, Red Door Rentals and
Chris Petrillose, AdBro Development
Apartments (40 Units), 228 Dryden Road
Nathan Brown, HOLT Architects
Ithaca Farmers’ Market – Major Site Improvements & New
Building, Steamboat Landing – 545 Third Street
Anton Burkett for Ithaca Farmers’ Market
Kate Chesebrough, Whitham Planning and Design
Sue Jeon, nAO
Mimi Hoang, nAO
Catherine Commons, College Avenue
Kathryn Wolf TWMLA
Arvind Tikku, iKon5 Architects
Vice Chair Jones called the meeting to order at 6:04 p.m.
1. Agenda Review
Deputy Director Nicholas removed consideration of final site plan approval for the Cayuga Park
project from the agenda.
2. Public Comment
Acting Chair Blalock opened Privilege of the Floor.
Marty Johnston of Uncle Marty’s Shipping appeared in front of the Board to express support
for Collegetown in general and in favor of the Catherine Commons project in particular.
Ann Sullivan spoke about the proposed apartments at 325 Dryden Road /320 Elmwood
Avenue. She expressed concerns that aspects of the proposal contradict portions of the
Collegetown Plan.
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There being no additional members of the public appearing in order to speak, nor any written
comments submitted to be read into the record, Vice Chair Jones closed Public Comments.
3. Subdivision Review
A. Minor Subdivision, End of Campbell Ave, Parcel ID: 38.-1-1 by Brent E. Katzmann.
Declaration of Lead Agency & Public Hearing. The applicant is requesting a subdivision
of the 5.45-acre site, resulting in two parcels of approximately 2.2 acres (96,715 SF) and
3.2 acres (139377 SF). The proposed subdivision will permit the construction of (two)
single-family residences on the western portion of the property accessed directly off
Campbell Avenue. The property is wooded with immature second-growth forest and is
sloped to the east. The parcel is in the R-1a zoning district. An area variance for street
frontage will be required. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4 and the State Environmental Quality
Review Act (“SEQRA”) §617.4 and is subject to environmental review.
Brent Katzman appeared on behalf of the property owner to present the proposal for a minor
subdivision to create two single-family lots for sale.
Adopted Resolution for a Negative Declaration of Environmental Significance
On a motion by Randall, seconded by Petrina:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for a minor subdivision of City of Ithaca Tax Parcel #38.-1-1 located at the end of Campbell Avenue by Brent E Katzmann, and
WHEREAS: The applicant is proposing to subdivide the 5.45-acre site, resulting in two parcels of approximately 2.2 acres (96,715 SF) and 3.2 acres (139,377 SF). The proposed subdivision will permit the construction of (two) single-family residences on the western portion of the property accessed directly off Campbell Avenue. The property is wooded with immature second-growth forest and is sloped to the east. The parcel is in the R-1a zoning district. An area variance for street frontage will be required, and WHEREAS: this is considered a Minor Subdivision in accordance with the City of Ithaca Code, Chapter 290, Article 1, §290-1, Minor Subdivision – Any subdivision of land resulting in the creation of one additional buildable lot, and
WHEREAS: This has been determined to be an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act (“SEQRA”) and requires environmental review, and WHEREAS: City of Ithaca Planning and Development Board, being that local agency which has primary responsibility for approving and funding or carrying out the action, did, on August 24, 2021, declare itself Lead Agency in Environmental Review for the proposed project, and
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WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on September 28, 2021 review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, a Campbell Subdivision Site Plan (L101) dated 12/5/20 prepared by Stream Collaborative submitted by the applicant; SEAF
Part 2 prepared by Planning staff; and other application materials, and WHEREAS: the Tompkins County Planning Department, and other interested parties have been given the opportunity to comment on the proposed project and any received comments have been considered, now, therefore, be it RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
Moved by: Randall Seconded by: Petrina In Favor: Blalock, Glass, Godden, Jones, Petrina, Randall Against: None
Abstain: None Absent: Lewis Vacancies: None
4. Site Plan Review
A. Cayuga Park (formerly Carpenter Circle Project), Carpenter Park Road by Andrew
Bodewes for Park Grove Realty, LLC. Consideration of Changes to Phase One and
Potential Consideration of Final Approval of Mixed-Use Project. The Planning Board
granted preliminary site plan approval to the overall project on May 26, 2020 and final
approval of Phase 1 of this project on September 22, 2020. The applicant now seeks
minor changes to the residential building in Phase 1 as well as final approval for the two
mixed-use buildings and associated site improvements. The applicant has reduced the
originally proposed buildings from six stories to four, 171 dwelling units to 127, 23,800
SF retail/commercial space to 13,400 SF, and 187 internal parking spaces to 113. The
overall project was determined to be a Type 1 Action under the City of Ithaca
Environmental Quality Review Ordinance §176-4(B)(1)(d), (i), (k), and (B)(6) and (8)(a)
and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11) ) for which
the Planning Board, acting as Lead Agency, issued a Negative Declaration of
Environmental Significance on May 26, 2020.
Applicants Scott Whitham and Jacob Von Mechow of Whitham Planning and Design, Andrew
Bodewes of Park Grove Realty, Matt Newcomb of Passero Associates, and Bob Bloczynski and
Bill Warwick of Barton Partners appeared in front of the Board to present project updates to
the project previously approved in September of 2020.
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Adopted Resolution of Project Changes – Phase 1 – Residential
On a motion by Petrina, seconded by Randall:
WHEREAS: The Planning Board granted Final Site Plan Approval to Phase 1of the project on September 20, 2020. Phase 1 comprised of the following:
• Building A (the affordable residential building),
• Parking area with curb cut on Third Street, walkways, patios, and all other landscape improvements associated with Building A,
• Landscaping, signage, lighting, exterior furnishings and all other details associated with Building A
• Building D (the Medical Office Building),
• Walkways, patios, and all other landscape improvements associated with Building D,
• Landscaping, signage, lighting, exterior furnishings and all other details associated with Building D,
• The through-site road going from Third Street and providing restricted vehicular access to Cascadilla Street through the adjacent property, and the perpendicular access road connecting to Building D, and all sidewalks, crosswalks and street trees associated with these roads,
• All parking within the Phase 1 diagram including on-street parking,
• All utilities and stormwater associated with Phase 1,
• Landscaping within the DOT right-of-way as shown in the drawing titled Planting Plan dated 7/21/20. WHEREAS: the applicant is now requesting architectural, layout. and landscaping changes relating to
Building A, and WHEREAS: The proposed changes consist of window and balcony railing alterations, addition of accessible parking spaces, addition of a maintenance shed, adjustment of walkway locations and landscaping, addition of a stand-alone bus shelter and stop, and reduction in size of the plaza at the building entrance, and
WHEREAS: this Board, has on September 28, 2021, reviewed and accepted as adequate revised drawings titled Market View Apartments, Building Elevations, Housing Building dated 8-20-21; Layout Plan dated 8-16-21 and Planting Plan – Enlargement of Building A, dated 8/11/21 and prepared by Passero Associates; and other application materials, and WHEREAS: the Planning Board has determined that the project changes are consistent with the May 20, 2020 Negative Declaration of Environmental Significance and that no additional environmental review is required, now therefore be it RESOLVED: that the Planning Board does approve the proposed changes to Building A, and be it further
RESOLVED: that this approval incorporates all related unresolved conditions of the September 20, 2020 Phase 1 Final Approval Resolution subject to the following:
i. Submission to the Planning Board for review and approval of final plan for the front entrance plaza located on the SE side of the building depicting all site details including but not limited to
landscaping details, exterior furnishings, paving, signage, lighting, etc., and
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ii. Submission of changes to warm and enhance the large blank facades near the entrances located on the SE and NW sides of the building to the Planning Board for review.
Moved by: Petrina Seconded by: Randall In favor: Blalock, Glass, Godden, Jones, Petrina, Randall
Against: None Abstain: None
Absent: Lewis Vacancies: None
B. Cliff Street Retreat. 407 Cliff Street by Linc Morse. Review of Zoning and FEAF Part 3.
The applicant proposes to convert a 25,297 SF industrial building into a multi-use
building which will include long and short-term residential rentals, small conference and
lounge spaces office, and retail. The applicant applied for a rezoning through the PUD
process as the project is in the R-3a zone, in which the past industrial use and proposed
uses are legally non-conforming. The renovated building will comply with 2020 NYS
building code and the Ithaca Energy Code Supplement. Site improvements include new
building facades, more well-defined parking areas, landscaping, dark-sky compliant site
lighting, street facing entries, and garden/terrace spaces facing the hillside. This is a
Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4
B.(1)(h)[3] and is subject to environmental review.
Craig Modisher and Noah Demarest of Stream Collaborative, and Linc Morse, project sponsor,
appeared in front of the Board to present project updates.
Adopted Resolution of Negative Declaration of Environmental Significance
On a motion by Glass, seconded by Godden:
WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for a conversion of a 25,297 SF industrial building into a multi-use building by Linc Morse, and
WHEREAS: the applicant proposes to convert a 25,297-SF industrial building into a multi-use building which will include long- and short-term residential rentals, small conference and lounge spaces, office space, and retail. The applicant applied for a rezoning through the PUD process, as the project is in the R-
3a zone, in which the past industrial use and the proposed uses are legally non-conforming. The renovated building will comply with 2020 NYS building code and the Ithaca Energy Code Supplement. Site improvements include new building façades, more well-defined parking areas, landscaping, dark-sky
compliant site lighting, street-facing entries, and garden/terrace spaces facing the hillside, and
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WHEREAS: this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176‐4 B.(1)(h)[3] and is subject to environmental review, and
WHEREAS: City of Ithaca Planning and Development Board, being the local agency, which has primary responsibility for approving and funding or carrying out the action, did on June 22, 2021 declare itself Lead Agency in Environmental Review for the project, and WHEREAS: the Planning Board, acting as Lead Agency in Environmental Review, did on September 28, 2021, review and accept as adequate: a Short Environmental Assessment Form (SEAF), Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Planning staff; drawings titled Layout Plan (L101), Floor Plan(A1), Floor Plan (A2), Elevation (A4), Elevation (A5), North Elevation (A6), and Exterior Perspective(s) (A8-A11) all dated August 12, 2021 and prepared by Stream Collaborative; The Cottages (A13-A19) all dated June 28, 2021 and prepared by Stream Collaborative; Grading, Drainage & Erosion
Control Plan (C-3.0), Utility Plan (C-4.0), Detail Sheet (D-1.0), Detail Sheet (D-2.0), and Truck Turn Plan all dated June 14, 2021 and prepared by Marathon Engineering; Survey Map Showing Lands of 407 Holding, LLC Located at NO. 407 Cliff Street dated December 21, 2004 and prepared by T.G. Miller;
Boundary & Topographic Map No. 407 Cliff Street dated May 27, 2001 and prepared by T.G. Miller; and As-Built Floor Plan Incodema 407 Cliff Street Ithaca, NY dated August 2020 and prepared by GeoLogic NY, P.C, and other application materials, and
WHEREAS: the Tompkins County Industrial Development Agency, Tompkins County Department of Health, NYS Department of Transportation and the City of Ithaca Common Council, all potentially Involved Agencies in environmental review have consented to the Board acting as Lead Agency, now,
therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no significant impact on the environment and a Negative Declaration for purposes of Article 8 of
the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
Moved by: Glass Seconded by: Godden In favor: Blalock, Glass, Godden, Jones, Petrina, Randall
Against: None Abstain: None Absent: Lewis Vacancies: None
Approved by the Planning and Development Board December 21, 2021
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C. (4) Two Family Dwellings at 615-617 Cascadilla Street, 615-617 Cascadilla Street by
Stavros Stavropoulos. Consideration of Final Approval. The applicant proposes to
combine three existing parcels, 615 & 617 Cascadilla St. zoned R-2b, and 513 N
Meadows St zoned WEDZ-1b to create a new parcel totaling .403 acres. The applicant
proposes to demolish one existing two-story residential house and then construct four
buildings each with two 3-bedroom units, equaling 4,899 SF total building area in the R-
2b area of the parcel. The required off-street parking will occupy the WEDZ-1b area of
the parcel, extending into the buildable area of the R-2b parcel. The project includes
other site amenities such as lighted walks, covered bike parking, and landscaping.
Automobile access will be on North Meadow Street and existing curb cuts on Cascadilla
Street will be removed. Pedestrian and bike traffic will access the site from Cascadilla
Street and North Meadow Street. This is an Unlisted Action under the City of Ithaca
Environmental Quality Review Ordinance and the State Environmental Quality Review
Act and is subject to environmental review.
Dan Hirtler, architect, and Stavros Stavropoulos, developer, appeared in front of the Board to
answer questions.
Adopted Resolution of Final Site Plan Approval
On a motion by Godden, seconded by Glass:
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for Site Plan Review for a (4) two family dwellings located at 615-617 Cascadilla Street by Stavros Stavropoulos, applicant and owner, and WHEREAS: the applicant now seeks final approval to combine three existing parcels, 615 & 617 Cascadilla St. zoned R-2b, and 513 N Meadows St zoned WEDZ-1b to create a new parcel totaling .403 acres. The applicant proposes to demolish one existing two-story residential house and then construct four buildings each with two 3-bedroom units, equaling 4,899 SF total building area in the R-2b area of the parcel. The required off-street parking will occupy the WEDZ-1b area of the parcel, extending into the buildable area
of the R-2b parcel. The project includes other site amenities such as lighted walks, covered bike parking, and landscaping. Automobile access will be on North Meadow Street and existing curb cuts on Cascadilla Street will be removed. Pedestrian and bike traffic will access the site from Cascadilla Street and North
Meadow Street, and WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
and the State Environmental Quality Review Act, and is subject to environmental review, and WHEREAS: the City of Ithaca Planning and Development Board, being the local agency, which has primary responsibility for approving and funding or carrying out the action, did, on June 22, 2021, declare itself Lead Agency in Environmental Review for the proposed project, and WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12 (A) (2) (c) of the City of Ithaca Code, and
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WHEREAS: the Planning and Development Board held the required Public Hearing on August 24, 2021, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review has, on August 24, 2021, reviewed and accepted as adequate: a Full Environmental Assessment Form (FEAF), Part 1, submitted by the
applicant, and Parts 2 and 3 prepared by Planning staff; drawings titled Context Plan, Project Narrative and Aerial View(A0), Crawl space Plan 615A, First Floor Plan 615A, and Second Floor Plan 615A (A3a), 617 Cascadilla Street, Basement Plan, first Floor Plan, Second Floor Plan, and Roof Plan (A3c), Zoning Analysis (A4), Demolition Plan (A5), Utility Plan (A6), and Grading Plan (A7) all dated 5/05/21; Site Plan (A1), Building Elevations (A1a), Building Elevations (A1b) updated 7/27/21 to show changes made to West Elevation of 617, all dated 6/28/21; and Site Plan & Design Development (SK-1) dated 7/27/21 all prepared by Daniel R. Hirtler,
Architect PLLC; and Boundary & Topographic Map, No. 513 North Meadow Street & Nos. 617 & 615
Cascadilla Street, City of Ithaca, Tompkins County, New York dated 10/9/2013 prepared by TG Miller PC other application materials, and, WHEREAS: interested parties have been given the opportunity to comment on the proposed project, and any received comments have been considered, and WHEREAS: the Planning Board did, on August 24, 2021, determine, as elaborated in the FEAF Part 3,
that the proposed project will result in no significant adverse impacts on the environment and issued a Negative Declaration of Environmental Significance, and
WHEREAS: the Planning and Development Board did on August 24, 2021 grant Preliminary Site Plan Approval, and
WHEREAS: this Board, acting as Lead Agency in Environmental Review has, on September 28, 2021, reviewed and accepted as adequate: drawings titled Context Plan, Project Narrative and Aerial View (A0), Crawl space Plan 615A, First Floor Plan 615A, and Second Floor Plan 615A (A3a), Crawl space Plan, First Floor Plan, and Second Floor Plan, and Roof Plan 615 Cascadilla Street Units A, B, C (A3b), 617 Cascadilla Street, Basement Plan, first Floor Plan, Second Floor Plan, and Roof Plan 617 Cascadilla Street (A3c), and Demolition Plan (A5) all dated 5/05/21; Building Elevations (A1a) dated 6/28/21; Building Elevations (A1b), Site Plan & Planting Schedule (A2), Site Layout from Survey & Zoning Analysis (A4), Grading Plan (A7), all
dated 8/26/21; and Utility Plan (progress) (A6) dated 7/27/21 all prepared by Daniel R. Hirtler, Architect PLLC; and Boundary & Topographic Map, No. 513 North Meadow Street & Nos. 617 & 615 Cascadilla Street,
City of Ithaca, Tompkins County, New York dated 10/9/2013 prepared by TG Miller PC other application materials, now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Final Site Plan Approval subject to the following:
i. Any changes to the approved project must be submitted to Planning Staff for review. Staff will determine if changes require Board approval, and
ii. Submission to the Planning Board for review and approval of all site details including but not limited to landscaping details, exterior furnishings, walls, railings, bollards, paving, signage, lighting, etc., and
iii. Submission of final Landscape Plan with planting schedule & specifications, and
iv. This site plan approval does not preclude any other permit that is required by City Code, such as
sign permits, tree permits, street permits, and
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v. Acceptance of the SWPPP by the City Stormwater Management Officer, and
vi. Noise producing construction activities will be limited to the hours between 7:30 A.M. and 5:30 P.M., Monday through Friday (or Saturday 9:00 A.M. to 5:30 P.M. with advance notification to and approval by the Director of Planning and Development), and
vii. Installation of bike racks and bike storage, and
viii. Repair, replacement, or reconstruction of any City property damaged or removed during construction including, but not limited to paving, sidewalk, curbing, trees or tree lawn, signage, drainage structures, etc Moved by: Godden Seconded by: Glass In favor: Blalock, Glass, Godden, Jones, Petrina, Randall Against: None Abstain: None
Absent: Lewis Vacancies: None
D. Apartments (13 Units). 325 Dryden Road & 320 Elmwood Avenue by Red Door
Rentals/ AdBro Development. Design Update. The applicant proposes to combine two
existing parcels, 325 Dryden Road, zoned CR-3, and 320 Elmwood Ave., zoned CR-2, to
create a new parcel totaling .23 acres (~10,000 SF). The applicant proposes to demolish
(1) two-story residential unit located at 325 Dryden and (1) existing three-story
residential duplex at 320 Elmwood Avenue, and then construct (1) three-story
apartment building with 13 units, equaling 15,000 SF total building area. The project will
require several area variances, including lot coverage by buildings, the minimum
amount for green space per lot basis, rear yard setback, and parking. The proposed
design will provide six parking spaces, whereas zoning requires 13 parking spaces. It is
also subject to Collegetown Design Guidelines. This is a Type 1 Action under the City of
Ithaca Environmental Quality Review Ordinance §176-4 B.(1)(l) and the State
Environmental Quality Review Act (“SEQRA”) §617.4 b. (9) and is subject to
environmental review.
Jason Demarest, architect, and developers Greg Mezey of Red Door Rentals and Chris Petrillose
of AdBro Development appeared in front of the Board to present project updates.
Approved by the Planning and Development Board December 21, 2021
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E. Apartments (40 Units), 228 Dryden Road by 228 Dryden LLC. Project
Updates/Changes. The applicant proposes to demolish the existing two-story structure
and to construct an apartment building with 40 units on the .185-acre project site. The
building will be four stories above average grade and one basement story below average
grade for a total of five stories. The project includes other site amenities such as
landscaping, walkways, and outdoor patios. The project site is in the CR-4 zoning district
and requires an area variance for rear yard setback. It is also subject to Collegetown
Design Guidelines. This is a Type 1 Action under the City of Ithaca Environmental Quality
Review Ordinance §176-4 B.(1)(k) and the State Environmental Quality Review Act
(“SEQRA”) §617.4 b. (10) and is subject to environmental review.
Applicant Nathan Brown of HOLT Architects appeared in front of the Board to present project
updates.
F. Ithaca Farmers’ Market – Major Site Improvements & New Building, Steamboat
Landing – 545 Third Street by Anton Burkett for Ithaca Farmers’ Market. Declaration
of Lead Agency. The applicant is proposing to construct a new two-story market
building to allow for year-round commerce and programing, to reconfigure and pave
the existing parking area and drive lanes, to create outdoor amenity space for dining
and gathering, to install shoreline stabilization, and to make other site improvements.
The project requires the demolition of most site features, relocation of the Cayuga
Waterfront Trail, removal of numerous trees, and installation of enhanced stormwater
infrastructure. The project is on City-owned land and requires approvals from Common
Council, the Special Joint Committee of the Ithaca Area Water Treatment Plant, NYS
DEC, and the Army Corps of Engineers. The project site is in the Market District and is
subject to Design Review. This is a Type 1 Action under the City of Ithaca Environmental
Quality Review Ordinance §176-4 B.(1)(b), (h)[2] and (i) and the State Environmental
Quality Review Act (“SEQRA”) §617.4 b. (10) and (11) and is subject to environmental
review.
Kate Chesebrough of Whitham Planning and Design, Anton Burkett of the Ithaca Farmers’
Market, and Sue Jeon and Mimi Hoang of nAO appeared in front of the Board to present their
proposal to make major site improvements and build a new building to enable the Market to
operate year-round.
Approved by the Planning and Development Board December 21, 2021
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Adopted Declaration of Lead Agency
On a motion by Godden, seconded by Blalock:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the
action, and WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for construction of major site improvements and a new building by Anton Burkett for Ithaca Farmers’ Market, and
WHEREAS: the applicant proposes to construct a new two-story market building to allow for year-round commerce and programing, to reconfigure and pave the existing parking area and drive lanes, to create outdoor amenity space for dining and gathering, to install shoreline stabilization, and to make other site improvements. The project requires the demolition of most site features, relocation of the Cayuga Waterfront Trail, removal of numerous trees, and installation of enhanced stormwater infrastructure. The project is on City-owned land and requires approvals from Common Council, the Special Joint Committee of the Ithaca Area Water Treatment Plant, NYS DEC, and the Army Corps of Engineers. The project site is in the Market District and is subject to Design Review, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §§176-4 B.(1)(b), (h)[2] and (i) and the State Environmental Quality Review Act (“SEQRA”) §617.4 b. (10)
and (11), and
WHEREAS: the NYS Department of Environmental Conservation, the NYS Department of Transportation, the Tompkins County Department of Health, the NYS Department of State, the US Army Corps of Engineers, the Town of Dryden, the Town of Ithaca, the Board of Public Works, Common Council, and the
Board of Zoning Appeals, all potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project, now, therefore be it
RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project.
Moved by: Godden Seconded by: Blalock In favor: Blalock, Glass, Godden, Jones, Petrina, Randall Against: None Abstain: None
Absent: Lewis Vacancies: None
Approved by the Planning and Development Board December 21, 2021
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G. Catherine Commons, Intersection of Catherine Street, Cook Street, and College
Avenue by Kathryn Wolf, Sponsor. Declaration of Lead Agency, Overview
Presentation, Review Timeline & CEQR Steps. The applicant proposes to demolish the
existing (11) two-story wood frame houses and construct a primarily residential mixed-
use development. The applicant proposes three multi-story buildings on the Catherine
North Site and three multi-story buildings on the Catherine South Site (six buildings
total) with a combined total gross floor area of 265,000 SF. The buildings will contain
approximately 360 residential units, a 2,600-SF commercial space along College Avenue,
a 1,600-SF private fitness center, and a small parking lot for ADA compliance and service
vehicles. The project includes streetscape improvements, several ADA-compliant plaza
spaces, pedestrian amenities, and public bus stop infrastructure. The project is in four
Zoning Districts: the MU1, in which the maximum building height is five stories/70 feet;
MU2, in which the maximum building height is six stories/80 feet; CR3, in which the
maximum height is 35 feet; and CR4, in which the maximum height is 45 feet. The
project will require several area variances including maximum building floors/height
(two), minimum off-street parking, maximum street façade, doors and entries, recessed
entry, chamfered corner, and rear yard setback (two). It is also subject to Collegetown
Design Guidelines. The project involves 12 tax parcels totaling 1.45 acres, seven of which
are located north of the Catherine Street /College Avenue intersection and four of which
are to the south. Parcel consolidation will be required. This has been determined to be
a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-
4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act (“SEQRA”) §617.4
(b)(5)[iii] and is subject to environmental review.
Applicants Kathryn Wolf of TWMLA and Arvind Tikku of iKon5 Architects appeared in front of
the Board to present a project overview.
Adopted Declaration of Lead Agency
On a motion by Petrina, seconded by Godden:
WHEREAS: 6 NYCRR Part 617 of the State Environmental Quality Review Law and Chapter 176.6 of the City Code, Environmental Quality Review, require that a lead agency be established for conducting environmental review of projects in accordance with local and state environmental law, and WHEREAS: State Law specifies that for actions governed by local environmental review, the lead agency shall be that local agency which has primary responsibility for approving and funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for site plan approval for construction of major site improvements and a new building by Kathryn Wolf for Cook-Coll, LLC and Coll-Cath Associates, LLC and WHEREAS: the applicant proposes to demolish the existing (11) two-story wood frame houses and construct a primarily residential, mixed-use development. The applicant proposes three multi-story buildings on the Catherine North Site and three multi-story buildings on the Catherine South Site (six buildings total) with a
Approved by the Planning and Development Board December 21, 2021
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combined total gross floor area of 265,000 SF. The buildings will contain approximately 360 residential units, a 2,600-SF commercial space along College Avenue, a 1,600-SF private fitness center, and a small parking lot for ADA compliance and service vehicles. The project includes streetscape improvements, several ADA-compliant plaza spaces, pedestrian amenities, and public bus stop infrastructure. The project is in four Zoning Districts: the
MU-1, in which the maximum building height is five stories/70 feet; MU-2, in which the maximum building height is six stories/80 feet; CR-3, in which the maximum height is 35 feet; and CR-4, in which the maximum height is 45 feet. The project will require several area variances including maximum building floors/height (two), minimum off-street parking, maximum street façade, doors and entries, recessed entry, chamfered corner, and rear yard setback (two). It is also subject to Collegetown Design Guidelines. The project involves 12 tax parcels totaling 1.45 acres, seven of which are located north of the Catherine Street /College Avenue intersection and four of which are to the south. Parcel consolidation will be required, and WHEREAS: This is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act (“SEQRA”) §617.4 (b)(5)[iii] and is subject to environmental review, and
WHEREAS: the NYS Department of Environmental Conservation, the Tompkins County Department of Health,
Common Council, and the Board of Zoning Appeals, all potentially involved agencies in this action, have consented to the Planning Board acting as Lead Agency for this project, now, therefore be it RESOLVED: that the City of Ithaca Planning and Development Board does, by way of this resolution, declare itself Lead Agency in Environmental Review for the proposed project. Moved by: Petrina Seconded by: Godden In favor: Blalock, Glass, Godden, Jones, Petrina, Randall Against: None Abstain: None Absent: None Vacancies: None
5. Recommendations to the Board of Zoning Appeals
• # 3186 – End of Campbell Ave Minor Subdivision, Area Variance
The Planning Board does not identify any negative long-term planning impacts and supports this
appeal. The lot is contiguous to the ‘Old Hector ROW’ that separates their property from
Campbell Avenue. This is not considered a public way and therefore the property lacks the
required frontage. This is a fixed existing condition. The applicant will provide a driveway that
is adequate for ingress, egress and emergency access.
• # 3196 – 209 Eddy Street, Area Variance
The Planning Board does not identify any negative long-term planning impacts and supports this
appeal. The appellant is improving the interior of the property and there will be no exterior
alterations. The property has existing deviancies. New and exacerbated deviancies are a result
Approved by the Planning and Development Board December 21, 2021
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of a reclassification from duplex to multiple dwelling and not to exterior changes. The Board
asks that the appellant be required to provide an exterior bike rack.
• # 3197 – 116 Irving Place, Area Variance
The Planning Board does not identify any negative long-term planning impacts but did not reach
consensus regarding support for the appeal.
6. Old/ New Business
Deputy Director Nicholas showed the Board samples of the glass selected for 401 E. State.
Board members had no feedback.
7. Reports
A. Planning Board Chair
Vice Chair Jones said Chair Lewis would be back for the next meeting.
B. Board of Public Works Liaison
Blalock said the sidewalk improvement district budget passed at the last BPW meeting.
C. Director of Planning & Development
Deputy Director Nicholas said the Capital Projects proposal would be released the day after this
meeting.
8. Adjournment:
On a motion by Godden, seconded by Petrina, the meeting was adjourned at 10:12 p.m.